The biggest overhaul of private renting in nearly 40 years came into force two days ago. Section 21 is gone, fixed-term contracts no longer exist, and 11 million renters in England have new protections. Here is what has changed, what it means for you, and what is still coming.
What is the Renters' Rights Act?
The Renters' Rights Act is the most significant reform to private renting in England since the Housing Act 1988 — over 35 years ago. It replaces the Assured Shorthold Tenancy (AST) framework entirely, abolishes Section 21 no-fault evictions, and introduces a new set of rights around rent increases, pets, deposits, and security of tenure. It applies to private renters in England only. Scotland and Wales have their own separate legislation with broadly similar protections already in place.
The six biggest changes from 1 May 2026
1 — Section 21 'no-fault' evictions are abolished
Landlords can no longer evict a tenant without giving a legal reason. The Section 21 notice — which allowed landlords to reclaim a property by giving two months' notice regardless of the tenant's conduct — no longer exists for new or existing tenancies. From 1 May 2026, landlords must use a Section 8 notice and cite one or more approved legal grounds. These grounds include rent arrears of three months or more, the landlord intending to sell the property, or the landlord or a close family member intending to move in.
Section 21 deadline for landlords: Any Section 21 notice served before 1 May 2026 may still be valid, but all applications to court under that notice must be made by 31 July 2026. After that date, outstanding notices expire permanently and the landlord must use Section 8 grounds.
2 — All fixed-term tenancies are replaced by rolling periodic contracts
Every Assured Shorthold Tenancy in England automatically converted to an Assured Periodic Tenancy (APT) on 1 May 2026. There are no more fixed terms. Tenancies now roll on month-to-month with no end date. Tenants can leave with two months' notice at any time. Landlords can only end a tenancy on an approved Section 8 ground. This applies to existing tenancies as well as new ones — if you had a fixed term running until, say, October 2026, that fixed term no longer legally exists.
3 — Rent can only rise once a year, and tenants can challenge it
Landlords can only increase rent once every 12 months. They must use a formal Section 13 notice. Tenants who believe the increase is above the open market rate can challenge it at the First-tier Tribunal at no cost to the tenant. Critically, the tribunal can only set rent at the open market rate — it cannot reduce rent below what the landlord currently charges. The process gives tenants a realistic challenge route without creating a mechanism for below-market rents.
4 — No more rental bidding wars
Landlords and letting agents must advertise a property at a stated rent and cannot accept offers above that price. Inviting tenants to bid against each other above the listed rent is now illegal. This addresses a practice that became widespread in competitive rental markets such as London, Manchester, and Bristol, where advertised prices often bore little relation to what tenants actually paid.
5 — Maximum one month's rent upfront
Landlords can no longer demand multiple months of rent in advance as a condition of granting a tenancy. The maximum upfront rent payment is one month. Tenants can voluntarily pay more after moving in, but landlords cannot require it or make it a condition of the agreement. This removes a significant barrier for renters who could not afford large upfront sums demanded by some landlords, particularly in high-rent markets.
6 — Tenants have the right to request a pet
Landlords must now genuinely consider any written request from a tenant to keep a pet. Blanket refusals are no longer acceptable. Landlords can refuse on reasonable grounds — for example if the property is shared accommodation, or if pets are prohibited under a head lease — but must provide reasons and respond within 28 days. Landlords can require tenants to take out pet damage insurance as a condition of approval.
What landlords need to do right now
By 31 May 2026 — Information Sheet: Provide the government's official Renters' Rights Act Information Sheet to all existing tenants. This can be sent by email or in print. It is available at gov.uk. Failure is a criminal offence and may prevent a valid Section 8 notice from being served.
New tenancies from 1 May 2026: Provide a written statement of key tenancy terms before the tenancy begins. This replaces the old AST format.
Deposit protection: Existing deposit protection arrangements continue — there is no need to re-register. For new tenancies, the same rules apply.
Compliance certificates: Gas safety, EICR, and EPC documents do not need to be re-served on existing tenants because of the conversion to APT. The tenancy is treated as continuous.
Fines for non-compliance: Local councils have been given significantly stronger enforcement powers. Fines range from £7,000 to £40,000 for breaches. Landlords who commit certain offences can also face a Rent Repayment Order requiring them to repay up to two years' rent to their tenant or local council.
What is still to come — the next phases
Phase 1 covers tenancy reform and eviction grounds. Further changes are staged across the next decade:
Phase
What changes
When
Phase 2
Private Rented Sector Database — landlords must register, tenants can check compliance
Late 2026
Phase 2
Private Landlord Ombudsman — free dispute resolution without going to court
Late 2026
Future
New tenancies must meet EPC rating C (energy efficiency standard)
2028
Future
All private rented homes must meet EPC rating C
2030
Future
Decent Homes Standard — legally enforceable minimum quality for all private rentals
2035
The EPC C requirement will affect an estimated 2.7 million rented properties that currently have a D, E, F, or G rating. The government estimates upgrade costs of up to £15,000 per property. No confirmed grant scheme for private landlords exists yet — consultation is ongoing.
What this means practically for renters
Already renting: Your tenancy is now periodic. Your landlord cannot evict you without a legal reason. If they try to raise your rent by more than the open market rate, challenge it at tribunal — there is a small means-tested application fee. You cannot be forced to pay more than one month upfront on any future tenancy.
Looking for a rental: The advertised price is the price. You should not be pressured to offer above it. If a landlord or agent requests bids above the listed rent, that is a breach of the Act — report it to your local council.
Received a Section 21 notice recently: Check when it was served. If served before 1 May 2026, it may remain valid until 31 July 2026 if court proceedings have begun. If no proceedings have started and 31 July passes, the notice expires — you have the full protections of the Act.
Renting in Scotland or Wales: Similar protections already existed under separate devolved legislation. The Renters' Rights Act does not apply — check your local Citizens Advice for the relevant rules.
The broader market picture
The abolition of Section 21 is the change most landlords had flagged as a concern. Possession proceedings now require a valid legal ground and take longer — county court backlogs mean contested Section 8 cases can take 12 months or more. Landlords need to be more careful about tenant selection and more proactive about resolving issues early.
For the rental market overall, the impact on supply is uncertain. Some smaller landlords have already exited the market in anticipation of the Act — which may reduce supply and put upward pressure on rents in high-demand areas. Others argue that the removal of the threat of no-fault eviction will encourage longer tenancies and reduce costly void periods for landlords.
Also in force from April 2026: Making Tax Digital requires landlords with property income above £50,000 (combined with self-employment income, before expenses) to submit quarterly digital reports to HMRC rather than a single annual self-assessment return.
BritSavvy note: This article covers the primary provisions of the Renters' Rights Act 2025 as in force from 1 May 2026. It is for information only — not legal advice. If you are involved in a dispute, serving or receiving a notice, or uncertain about your specific rights or obligations, seek advice from Citizens Advice, Shelter, or a qualified solicitor.
Does the Renters' Rights Act apply to Scotland and Wales?
No. The Renters' Rights Act 2025 applies to private renters in England only. Scotland introduced its own equivalent protections through the Housing (Scotland) Act 2014 and subsequent legislation, which already abolished fixed-term tenancies and introduced similar security of tenure. Wales introduced the Renting Homes (Wales) Act 2016, which came into force in December 2022. If you rent in Scotland or Wales, check with your local Citizens Advice or Shelter for the rules that apply to you.
My landlord wants me to leave — what grounds can they now use?
From 1 May 2026, your landlord must use a Section 8 notice and cite one or more approved legal grounds. The main mandatory grounds (where the court must grant possession if proven) include: rent arrears of three months or more at both the point of notice and the court hearing; the landlord or a close family member intending to move in; the landlord intending to sell the property; and certain anti-social behaviour. There are also discretionary grounds where the court can consider the overall circumstances. Critically, landlords cannot use the selling or moving-in grounds until a tenant has been in occupation for 12 months. This protects newly-established tenancies from immediate disruption.
I have a fixed term until later in 2026 — is it still valid?
The fixed term no longer has legal effect from 1 May 2026. Your tenancy automatically became periodic on that date — meaning it rolls month-to-month indefinitely. However, the terms of the original agreement (rent amount, tenant obligations) continue to apply until varied through the proper process. As a practical matter, this is mostly positive for tenants: you can no longer be held to a fixed term if you need to leave (subject to two months' notice), and your landlord can no longer use the expiry of a fixed term as a trigger for eviction.
My landlord is asking for three months' rent upfront — what should I do?
From 1 May 2026, landlords cannot require more than one month's rent upfront as a condition of a new tenancy. If a landlord or letting agent demands more, they are in breach of the Renters' Rights Act. You can report this to your local council's housing enforcement team. You should not feel pressured to comply — the practice is now illegal, not just discouraged. Keep a written record of any demands made and when. If you have already paid more than one month's rent upfront under a tenancy that started before 1 May 2026, the new rules apply from when that tenancy ends or is varied.
How do I challenge a rent increase under the new rules?
If your landlord serves a Section 13 notice proposing a rent increase, you have the right to apply to the First-tier Tribunal (Property Chamber) to challenge it. You must apply before the proposed new rent takes effect — the notice must give at least two months' warning, so act promptly. The tribunal will assess what the open market rent for the property would be. If it agrees the increase is above market rate, it will set the rent at the open market figure. The tribunal cannot set rent below your current level. Application forms and guidance are available at gov.uk. There is a fee to apply, but it is means-tested and many tenants will pay nothing or a reduced amount.